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PRACTICAL DIFFICULTIES DOCUMENTATION FORM LA22-000035 1. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Chapter. Response: The proposed project is a reasonable use of the property: The proposed single-family home is a reasonable use of the LR-1C zoned property. Since the lot area is 8,929 square feet less than what is required in the LR-1C zone, it is reasonable that the property owners would request a hardcover and structural cover variance. It is reasonable that the property owner?s want to re-build the existing boathouse with the same footprint, requiring a tiny corner of the boathouse to remain on the adjoining property at 2649 Casco Point Rd. The adjoining neighbors at 2649 Casco Point Rd. also agree that this is reasonable. I believe they may have reached out to Melanie directly to convey that they are in agreeance. The existing boathouse has a settling and failing foundation. Granting of the hardcover and structural cover is reasonable when working with a substandard lot. The minimum lot area for the LR-1C zone is 21,780 square feet, or .5 acres. This property is 12,851 square feet. If the lot was a standard size for the zone, we would be able to have up to 5,445 square feet of hardcover and 4,356 square feet of structural coverage. Our proposed numbers are well under these. (3,929 HC / 2,785 SC) 2. The plight of the landowner is due to circumstances unique to his property not created by the landowner. Response: The variance request is due to circumstances unique to the property, not created by the landowner: The practical difficulty in complying with the hardcover and structural cover regulations is directly due to the size and width of the existing lot. The practical difficulty in complying with the hardcover and structural cover regulations is also due to the fact that there is an existing boathouse on the property that the property owners did not create, but would like to re-build. The practical difficulty in complying with re-building the existing boathouse completely on the owner?s property is due to the fact that a very small corner of the existing boathouse is on the adjacent property. These site conditions are specific and unique to this site and were not created by the landowner. 3. The variance, if granted, will not alter the essential character of the locality. Response: The variance will not alter the essential character of the locality: Granting of the variances of the proposed new dwelling and boathouse will enhance and improve the essential character of the locality. It will replace an old, dilapidated house and boathouse. The boathouse will be re-built to the exact same massing as the original, keeping its integrity in place. 4. Economic considerations alone do not constitute practical difficulties if reasonable use for the property exists under the terms of the Zoning Chapter. Response: N/A 5. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth-sheltered construction as defined in Minnesota Statutes, Section 116J.06, Subd. 2, when in harmony with this